State Specific Question About: PENNSYLVANIA (PA)

Here's the situation: Tenant has always paid rent on time and has taken good care of the apartment. Only issue was the moving in of a "therapy dog" without my knowledge. Her lease is up in mid-October but she wants to leave the end of August in time for school. If she's not going to renew, my own preference is that she leave at the end of August so I have two months to find another tenant prior to winter. She's inquiring about the SD and the lease provides that she has to finish the lease to be eligible to get it back. Also, I'm concerned about the remediation of any dog orders if they exist, but again, I want her gone September 1.

She could attempt to short pay August or not pay September at all, but I'd have recourse in court. The challenge would be collecting, but I know where she works. I don't want to threaten at this point, but I could get a judgement, affect her credit and ability to get an apartment down the road. I'm thinking she doesn't have that much of a choice, but for me all of that takes time and I'm out of cash flow in the interim.

You need the Early Lease Termination fee in your lease!

That said, get her out ASAP and use the security deposit to clean and fix, especially after the dog. Tell her you need a full months notice, and since it is after the first of the month, you'll likely have to charge her for September.

Also tell her that you would like to get her security deposit back to her, and the following is required.

List all the cleaning that needs to be done after many move outs. Examples include windows, blinds or curtains, baseboards, door frames, tops of windows, stove, refrigerator, including pulling out and cleaning behind both, etc. Also, since she has the dog and you must ensure the carpet is fully clean, you need to check the condition. Make sure there are no holes or chew spots, then give her the name of your preferred carpet cleaning company, and say that if she gets them in herself after all her things are out, assuming no damage to the carpet, and gives you the receipt, you won't have to bill her for it and it might be less expensive if she has a coupon.

If the dog in fact came into the premises be sure to use a pro exterminator for flea treatment, this is part of what pet registration is about besides the vet records showing shots and most vets now include a photo, adult size, breed makeup which is what my insurance requires - bad breed means landlord hardship and this has saved me a few times.

GKarl,

If you want her out and she wants to go, let her go.

Slant these decisions in your favor.

If you let her go you cannot make her responsible for rent after you release her.

Hold the deposit until fully moved out ans you have thoroughly inspected. NEVER write a deposit refund check on the spot. NEVER!